Heritage Property

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GUEST OBSERVER
The announcement by the NSW Government that the Sirius Building in the Rocks will not receive heritage listing opens the way for a sympathetic yet modern replacement.
The Minister for Heritage, Mark Speakman, has not supported the nomination of the Sirius Building in the Rocks as a state heritage item.
The Urban Taskforce agrees with the Minister that the building is of dubious heritage value and that a new building could yield significant funds for social housing.
We are however concerned by statements by the Minister for Finance, Services and Property, Dominic Perrottet that a replacement building should be made of brick and stone. The current Sirius Building was very innovatory in its day and while it is in the brutalist architectural style that many people are not comfortable with, it did attempt to be of its time rather than a pastiche of the past. 
It is important that a replacement building is about the spirit of today while understanding its context.
A good example of the blending of new and old is demonstrated by the new building over the ‘Money Box’ building in Martin Place. The modern interpretation of the proportions and scale of the existing façade have been carried into a modern glass office building set back from the old façade. The 5 Martin Place project last week won the Urban Taskforce Urban Renewal Development Award at the Development Excellence Awards 2016.” 
While The Rocks is a very special precinct it is important that new architecture and structures represent the aspirations of today while respecting the sensitive context. 
The site of the Sirius Building is adjacent to the Sydney Harbour Bridge approach and this heritage structure must also be respected.
Chris Johnson is chief executive officer of property development industry group Urban Taskforce and can be contacted <a href="https://www.urbantaskforce.com.au/index.php?option=com_content&amp;view=article&amp;id=97&amp;Itemid=126#.Vdaart55dFI" target="_blank">here</a>. 
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jchancellor-FAypfDUnLy

Sirius Building replacement must represent today not copy the past

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Wynyate, a Hawthorn East estate dating back to 1910, has been listed for sale by the company director Dawn Oldham and her landscape gardener partner Jens-Peter Coombes.
The greens surrounding tuck point brick Edwardian on its 1,195 square metre holding have been maintained by Coombes.
<a href="https://www.marshallwhite.com.au/property/27-ryeburne-avenue-hawthorn-east-643721/">The home</a> has four bedrooms and a fitted study for Oldham who sits on a number of listed company boards including financial investment company IOOF.
The original period features have been retained, including large verandahs, coloured leadight glass, timber fretwork and stained timber woodwork.
Marshall White agents Sally O'Connell and James Tostevin have set a May 19 auction with a guide of $4.2 million to $4.6 million.
This article first appeared in The Weekend Australian.
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Century old Hawthorn East estate Wynyate listed

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GUEST OBSERVER
The roar of the crowd at the stadium. Jostling to see the New Year fireworks in the public square. Captivated by the band at the pub. Meeting mates outside the train station. These experiences conjure sites of importance for each of us.
As a Melburnian, places that come to mind for me are the MCG, Federation Square, Flinders Street Station and Festival Hall. Sydneysiders could be thinking about the <a href="https://www.propertyobserver.com.au/https://trove.nla.gov.au/work/223371661">Opera House</a>, Central Station, the Enmore Theatre and Homebush Stadium.
It’s people that make these places important. Without crowds, an idling Gabba in Brisbane or an empty Cottesloe Beach in Perth is a less exciting place.
Each of the above places possesses outstanding social value. It’s why state heritage laws and local planning schemes can protect places of community importance.
However, this <a href="https://researchoutput.csu.edu.au/en/publications/contested-space-social-value-and-the-assessment-of-cultural-signi">does not happen enough</a>. Of more than 2,300 items on the <a href="https://heritagecouncil.vic.gov.au/heritage-protection/levels-of-protection/">Victorian Heritage Register</a>, for instance, about 10% are listed for their social value.
Although data are scarce, the numbers are likely similar for heritage lists across Australia. This leaves treasured meeting places – <a href="https://theconversation.com/once-a-building-is-destroyed-can-the-loss-of-a-place-like-the-corkman-be-undone-112864">neighbourhood pubs are a prime example</a> – at risk.
With restrictions on public gatherings, urban heritage places of social significance have more allure than ever. Just as we are distanced from each other, we are separated from these places. Their temporary absence in our lives, and the sense of community and comforting memories we associate with them, only add to their cultural significance.
 
However, heritage typically gives more priority to the historic and aesthetic integrity of older fabric, buildings and structures than to ongoing social and cultural relationships <a href="https://www.researchgate.net/publication/342624259_Place_and_Heritage_Conservation">between people and built places</a>.
A lack of participatory methods to involve the public in heritage decisions is another problem with how authorities and the private sector manage the cultural values of historic places.
Two landmark cases
For more than a century, authorities <a href="https://www.propertyobserver.com.au/https://trove.nla.gov.au/work/220585029">typically safeguarded</a> monumental architecture and places embodying the <a href="https://www.propertyobserver.com.au/https://trove.nla.gov.au/version/44846813">apparent progress of the Australian nation</a>, such as public buildings and memorials.
Since the 1970s, <a href="https://australia.icomos.org/publications/charters/">additional cultural values</a> – social, scientific and spiritual – have been inscribed in heritage practice. Yet, as I explore in <a href="https://search.informit.com.au/documentSummary;dn=997484554716146;res=IELAPA">my research</a>, traditional ideas of aesthetic and historic value have been privileged in conservation. Other significant cultural values have not been treated as equally important.
The introduction of social value saved Flinders Street Station when it was threatened with demolition in 1972 for high-rise development.
<a href="https://images.theconversation.com/files/333975/original/file-20200511-49584-eahqrx.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/333975/original/file-20200511-49584-eahqrx.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a>
 Model of Flinders Gate Project, 1974. Wolfgang Sievers/State Library of Victoria (reproduced with SLV permission)
The National Trust wanted to preserve the train station. But its <a href="https://search.informit.com.au/documentSummary;dn=997484554716146;res=IELAPA">committee of architects</a> perceived it as an “architectural monstrosity” because its Edwardian Baroque style was out of favour.
After long deliberations, the National Trust deemed the station a landmark […] a major focal point of Melbourne’s city life [with] the Clocks! section [sic] inextricably bound to the social fabric of Melbourne and Victoria.
<img src="https://images.theconversation.com/files/334232/original/file-20200512-66707-1yumqxu.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
The famous clocks overlook the intersection of Flinders and Swanston streets, pictured here in the early 1970s. Rennie Ellis/State Library of Victoria (reproduced with SLV permission)
So Flinders Street Station was protected for its lasting importance to Melburnians. Only later would it be recognised for its architecture.
Despite its social value, <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2017-11-10/science-of-flinders-street-station-new-look-paint/9135080">when the station was repainted</a> in original colours in 2017, there was little public engagement in this decision. <a href="https://www.sciencedirect.com/science/article/pii/S0272494412000424">Research</a> on people’s perceptions of historic places has shown they often prefer agedness and wornness over traditional conservation works that make places look new again: the <a href="https://books.google.com.au/books?id=0y9jCHHdKokC&amp;pg=PA119&amp;lpg=PA119&amp;dq=%22patina+of+age%22+ruskin&amp;source=bl&amp;ots=7C2jBgWES3&amp;sig=ACfU3U2AjpX-Zcee--19v8t1KMOfx76CIQ&amp;hl=en&amp;sa=X&amp;ved=2ahUKEwiZhe_zh67qAhWCyDgGHUEKAtQQ6AEwAnoECDAQAQ#v=onepage&amp;q=%22patina%20of%20age%22%20ruskin&amp;f=false">patina of age</a> has value. <a href="https://www.propertyobserver.com.au/https://www.taylorfrancis.com/books/e/9780429506352">Public participation</a> could have resulted in a different conservation decision based on Melburnians’ preferred colours and textures.
Another landmark case involves the MCG. Authorities rejected a comprehensive heritage listing for the stadium in the 1980s, when the Great Southern Stand was developed, because a listing might have prevented redevelopment.
The MCG designation was reconsidered, however, in the lead-up to the 2006 Commonwealth Games. It then met revised thresholds to be fully state-listed. It was “<a href="https://www.newspapers.com/newspage/126894666/">the matches and public not the buildings</a>” that created the heritage importance.
And to retain the cultural importance of the MCG in the future lives of Melburnians, flexibility on the stands was required. With the support of club members and heritage authorities, the <a href="https://www.propertyobserver.com.au/https://vhd.heritagecouncil.vic.gov.au/places/64493">1928 Members’ Pavilion</a> made way for the new Northern Stand.
<img src="https://images.theconversation.com/files/336626/original/file-20200521-102667-ajzwnp.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
 Ian Harrison Hill, ‘Demolition of Members’ Stand [Melbourne Cricket Ground]’, photograph, 2004. State Library of Victoria, Pictures Collection, H2004.24/4 (reproduced with the permission of the State Library of Victoria and Ian Harrison Hill)
Social value in the past, present and future
At the MCG, social value was projected into the future, allowing for flexibility during redevelopment.
At Flinders Street Station, social value was perceived as developing in the past. The recent station works demonstrated that, even when public places are heritage-listed, their management often does not include participatory methods.
Neighbourhood pubs, which are being <a href="http://www.theage.com.au/interactive/2017/last-drinks/">rapidly redeveloped</a>, are another form of at-risk public place with great social value. Pubs become important to people for their longevity as gathering places, often more so than for their architecture, facades and interiors.
<img src="https://images.theconversation.com/files/345460/original/file-20200703-33926-1dxq2fv.jpg?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt="">
 The now-demolished historic Greyhound Hotel in St Kilda had potential to inspire the public realm in future development works. National Trust of Australia (Victoria)
The National Trust is <a href="http://www.trustadvocate.org.au/national-trust-backs-city-of-port-phillip-call-to-protect-social-heritage/">seeking to conserve</a> some pubs. However, authorities have far more power to mandate the continuity of historic places’ built fabric rather than ensuring redevelopments <a href="https://doi.org/10.1080/13527258.2017.1399283">retain community spaces</a>.
Even when this does happen, opportunities can be missed <a href="https://www.heraldsun.com.au/leader/south-east/search-begins-for-venue-managers-for-reborn-london-hotel-in-port-melbourne/news-story/596d9585d7ee7d55c4d697c322a3d11f">to use historic elements of the demolished buildings</a>. Participatory and social approaches to heritage have unrealised potential to guide the design and use of the future public realm.
A major step towards placing people at the heart of heritage would be to mandate and fund a diversity of participatory methods in state and local heritage governance. It’s important, too, to embed community participation across private sector heritage practice. Only by working towards more holistically conserving the broader cultural values of historic places can heritage achieve cultural stewardship for people.<img src="https://counter.theconversation.com/content/138128/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/james-lesh-257650">James Lesh</a>, Postdoctoral Research Fellow, Australian Centre for Architectural History, Urban and Cultural Heritage, <a href="https://theconversation.com/institutions/university-of-melbourne-722">University of Melbourne</a>
This article is republished from <a href="https://theconversation.com">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/why-heritage-protection-is-about-how-people-use-places-not-just-their-architecture-and-history-138128">original article</a>.
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j.ballantyne1990-6AQqhLzZaK

Heritage protection is about how people use places, not just architecture and history

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The first BankSA branch is for sale in Port Adelaide.
The heritage-listed property is currently being used as a home, but has functioned as a serviceman’s club for WWII soldiers, Formby's restaurant, after its early days as a bank branch.
The five bedroom, two bathroom premises have a grand entrance leading into a ballroom-sized hall. It has original timberwork, ornate ceilings and leadlight.
Ray White Port Adelaide agent Nick Psarros says the 1906 property has potential as a live-in business.
It has a commercial kitchen with the old vault being used as a wine cellar.
It has $750,000 hopes.
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BankSA branch at Port Adelaide for sale

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A heritage building in Melbourne's Oakleigh has sold for $1.5 million to a local investor in a deal brokered by CBRE.
Located at 1527 Dandenong Road, the 369 sqm corner property was originally occupied by ES&amp;A Bank, built during the inter-war period.
The building’s red-brick façade and original bank vault was impacted with a heritage overlay, affecting the development potential of the corner site.
The sale price represented a land rate of $4,065 per sqm. The property is zoned commercial 1. 
The selling agents were CBRE’s Ed Wright, Sandro Peluso and Chao Zhang. 
“Despite the site’s development restrictions given the heritage building and lack of permits, the campaign still received strong interest due to the current investor confidence in the Melbourne market,” said Zhang.
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Heritage building in Melbourne's Oakleigh sells for $1.5 million

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Heritage property in Perth is common in Fremantle with suburbs Mount Lawley, Bassendean, Perth, Guildford, Bicton, Dalkeith and Calremont boasting a choice of Federation style homes that are keenly sought after by renters according to analyst firm Herron Todd White. 
HTW’s recent heritage market report said entry level heritage property in both Mount Lawley and Fremantle is under $1 million for a basic and neglected dwelling on a smaller allotment, however properties that have undergone a significant restoration can command well above $2 million.
HTW warned it can be very easy to over-capitalise on these properties and those that fall at the upper end of the value range in the area are often the first to feel a slowdown in the market. 
“In relation to tenancy appeal, there is very good tenant demand for these properties, as tenants are renting a lifestyle that they can not afford to finance or purchase,” HTW said.
“The lower end of the market is often keenly sought after in the rental market, reflecting a well located property with a character feel.
“Both Mount Lawley and Fremantle offer a wide selection of rental properties constructed in the Federation style and the amenities offered within both areas increases the demand and ensures a consistency of occupancy.”
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Heritage Federation rentals sought after in Perth's Mount Lawley, Fremantle: HTW

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McGrath has announced it has been appointed by Property NSW as the exclusive agent for the next phase of the Millers Point social housing selloff program. 
McGrath will market the sale of 175 dwellings with an estimated value in excess of $200 million.
The sales program is expected to commence in the second half of June.
This is the second tender won by McGrath for Property NSW. 
The marketing will be headed by Richard Shalhoub of McGrath Edgecliff.
In January 2016 the company won a tender for the sale of up to 50 terrace homes and so far 31 have been sold for a value of $86 million.
A further ten terrace properties will be auctioned June 9.
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McGrath secure another batch of redundant NSW Government Millers Point terraces to sell

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Melbourne's city fringe is spoilt for choice when it comes to classic Australian heritage style with a wide range of Victorian terraces, Edwardian houses, art deco units and bank houses as well as heritage listed warehouses and factories, according to Herron Todd White.
Herron Todd White's residential report for the heritage market noted due to the rising amount of mid to highrise apartments being built in Melbourne, it is no surprise that developers have also targeted heritage sites in the north which offer charming facades, accompanied by new and high quality interiors, with a recent example being The Stables at 185 Weston Street, Brunswick East (pic above). 
"The development of 411 apartments and townhouses across six buildings constructed on a vacant 1.2 hectare site that was the previous home of Northern Bakeries and later Tip Top Bakeries retains a portion of the original façade. The development is the winner of the 2015 National UDIA award for Excellence in Urban Renewal, the 2014 Victorian UDIA Award for Excellence in Urban Renewal and the winner of the 2014 Australian Property Institute Heritage Property Award," the report said.
"In recent years, we have encountered a large number of renovations or extensions involving Victorian and Edwardian townhouses, with the front façade and front rooms remaining intact, but improved via paint and some renovation work, but the back half being demolished and rebuilt, occasionally adding a second level to the rear of the property.
"$1,915,000 can get you a 4-bedroom, 2-bathroom, historic bank house within the Garden City Reserve in Port Melbourne. $800,000 in Collingwood can get you a heritage protected 2-bedroom, 1-bathroom, 2-storey townhouse.
"Good gains can however be made on the sale of renovated heritage styled properties, especially if the renovation is executed well. As previously mentioned these styles remain in high demand and rarely struggle to find a new owner."
The report said renovation and extensions of period homes with heritage overlays have become increasingly popular within the inner eastern suburbs, with one area in particular seeing a significant amount of period homes with heritage overlays is the Gascoigne Estate located in Malvern East. 
"Bound by Tooronga, Burke, Wattletree and Manning Roads, this estate was developed between 1880 and 1910 and is made up of mainly renovated and extended Federation, Victorian and Edwardian homes with many dwellings still incorporating the quintessential red brick construction with timber fretwork typically seen in this era," the report said.
"Current home owners and potential purchasers are drawn to the wide, tree lined streets with houses that incorporate period features with modern everyday living. The area is well serviced by parks including Central Park, shopping, schools and public transport making it appealing to a wide variety of residents. The entire estate is covered under heritage overlay HO133 which serves to protect the regional significance of the Federation and inter-war suburban development. 
"Any works performed on dwellings within the estate are required to retain the original façade in order to preserve the historical significance of the estate. Many of the dwellings within the estate have been either recently renovated or extended, with only a handful of dwellings remaining in their original condition. Buyers are willing to pay a premium to secure these properties to enable them to undertake their own renovations to suit their personal style."
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Heritage overlays, wide streets a hallmark of Melbourne fringe heritage homes: HTW

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Illawarra's heritage housing market is anything but basic with Californian bungalows and miner cottages dotted throughout the region accordding to analyst firm Herron Todd White.
Herron Todd White's recent heritage market review found around the Illawarra district, Shellharbour, Kiama and Shoalhaven regions, have considerably more heritage housing precincts with prices varying due to their appeal and location.
According to HTW as they are generally located within close proximity of the CBD area or coastal regions, the values tend to be higher than outer areas, underpinned by a higher land content and value but don't appeal to all.
"There are costs and problems associated with restoration and upkeep and many buyers are seeking modern fixtures and fittings rather than heritage style. If a full restoration is to be undertaken the cost to complete such work to comply with local council regulations and rules will be higher than that required for non listed buildings. Therefore cost will not always equate to value added and unless located in a highly sought after inner area where capital values are rising, return on investment is not assured," HTW said.
"Attributes which make these types of dwellings desirable generally include proximity to good infrastructure and a liquid market. In villages such as Berry or Jamberoo there is also a pattern established where there are a group or precinct of such dwellings of the same ere which are all renovated or restored to much the same standard and they become the norm for period dwellings.
"The Southern Highlands residential property market has been increasing in both volume and price activity since late 2014. We saw a noticeable increase in activity by investors in 2015. The Highlands property market is heavily influenced by the Sydney property market with many buyers relocating from Sydney to the region. Now that Sydney has slowed and softened, the Highlands market, while currently still increasing, is also anticipated to slow."
HTW gave a recent example of a heritage listed dwelling which sold at the higher end of the scale in nearby Kiama. Rockleigh (above), a heritage listed circa 1860 Victorian style two storey dwelling in Bong Bong Street with northerly aspect and ocean and harbour views recently exchanged at around $1.1 million.
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Heritage property aplenty in NSW's Illawarra district: HTW  

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A refurbished heritage community and arts centre in East Sydney, on the corner of Burton and Palmer streets, is slated to re-open late 2016.
The former Heffron Hall community centre will also be renamed to the East Sydney Community and Arts Centre and will feature improved access, more hire spaces and out-of-school hours facilities and a new public artwork titled S(w)ing by Turpin + Crawford Studio. The neighbouring Albert Sloss Reserve will be upgraded with a new playground, landscaping and seating.
 Monica Barone, chief executive officer, City of Sydney said the refurbished centre will provide a hub of community activity and events when it opens.
“We have retained heritage features of the original Heffron Hall while adding accessible facilities and more space for community activities in this popular inner city area,” she said.
“The centre and neighbouring reserve will become a much-loved hub for the East Sydney, providing interesting and inspiring activities for everyone in the heart of our inner city.”
The neighbouring park will get a slippery dip, rope-climbing tunnel, basket swing and other features.
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